A seniors complex proposed for Edgemont Village is a misplaced, monolithic structure that would dominate the one-storey ranchers on its perimeter, according to a majority of speakers at a public hearing Tuesday.
Some 200 Capilano area residents packed a humid Highlands United Church for a four-hour public hearing to sing the praises and list the faults of the proposed 125unit, three-storey seniors centre.
Operated by BayBridge Senior Living, the complex is proposed for Canfield Crescent near Woodbine Drive and Highland Boulevard, just adjacent to the commercial core of Edgemont Village.
Built around a courtyard, Edgemont Senior Living would include approximately 17 assisted-living units and 12 to 15 care rooms for seniors with mental health problems such as dementia.
The building would peak at 50 feet with a floor space ratio of 1.5, which measures the building's total floor space against the size of its lot; which in this case is 68,010 square feet.
In order to realize the project, council needs to authorize the rezoning of six single-family lots and allow the developer to buy 9,741 square feet of Canfield Crescent.
The developer would have to provide the district with approximately $500,000 worth of community benefits. The half-a-million figure is equivalent to 50 per cent of the estimated increase in land value.
The project requires an official community plan amendment and council's rezoning permission before construction could begin.
If approved, ESL would offer 90 days of registration solely for Edgemont/Upper Capilano seniors, but that wasn't enough to win over Edgemont Village Merchants Association vice-president Robin Delany.
"I would love to have a hardware store in Edgemont Village . . . however I wouldn't want to see a hardware store called Home Depot," said Delany.
The building would equal the square footage of four neighbouring businesses, according to Delany, who said the project "just too big."
His opinion is a contrast to the view of Mike McMaster, the owner of the Bakehouse in Edgemont Village, who praised the project as an opportunity to add vitality to the neighbourhood.
"I know they exist, but I can't imagine a merchant not wanting this to be here," he said.
Monthly rents at the facility would range from about $3,000 per month for a studio unit to $5,500 for a two-bedroom unit. Those prices, which include meals, would exclude many local seniors, according to Megan Smith.
"My own parents could never afford to live there," she said. While there were exceptions, the disagreement seemed to skew between age groups, with most of the support for the project coming from seniors.
"It's payback time," said Cy Morgan, who has lived in the neighbourhood for 56 years. "I feel the community owes this project to the seniors."
The project will free up housing in the neighbourhood as seniors gravitate to the centre, according to Morgan. "There is a demand for this project in this area, so let's get on with it."
The project offers council an opportunity to bring a greater variety of housing to the neighbourhood, according to Margo Long. "It seems big because almost nothing ever gets built in Edgemont," she said.
The centre will deplete the neighbourhood's dwindling housing stock while robbing the area of its village charm, according to some speakers.
James Walsh blamed council for the lack of diversity among neighbourhood shops. That lack of variety is damaging Edgemont Village, he said. "Let's try not to kill it altogether by putting in a big monster," Walsh said.
"The huge commercial venture will negatively affect our quiet neighbourhood in many irreversible ways," agreed Barb Gerlach, who noted the high taxes paid by local residents.
"We have come to accept this costly exchange for the peace and safe community and the quaintness of Edgemont Village. This proposal is jeopardizing all that we invested in our community."
Besides contravening the official community plan, the project contravenes common sense by removing single-family homes only two blocks from Highlands elementary, according to Gerlach.
The inclusion of 59 underground parking stalls is likely not enough, according to several of the project's detractors. However, council should not put much weight on concerns about parking problems on nearby streets, according to Brian Platts.
"That battle is lost," he said. The building's mass is necessary, argued Platts, who said a critical mass of units is necessary for the project to be economically viable.
The project's square footage is essential to offer a compelling lifestyle to seniors, according to Doug Regelous of Edgemont Senior Living.
Out of a total of 103,000 square feet, approximately 18,000 square feet consist of common areas and space for activities, he said.
No decision has been reached by council, but the opposition from 20 of the 35 speakers have likely made the project a tougher sell.
Speaking at a May council meeting, Coun. Mike Little said he'd need to see strong support for the project before voting to alter the village's footprint.
"The threshold of community support that I'm expecting is very high," he said.
